Planning Commission Recommends Transient Lodging Overlay for 975 Zion Park Blvd.

The Springdale Planning Commission voted unanimously May 20 to recommend that the Town Council apply the Transient Lodging Overlay Zone to 975 Zion Park Boulevard (Parcel ID #S-MMIS-1). Vice‑Chair Terry Kruschke moved the recommendation, which Commissioner Paul Zimmerman seconded; Commissioners Rich Swanson, Kruschke and Zimmerman voted aye.

Director of Community Development Niall Connolly told the commission the parcel is eligible for the overlay because it sits in the Central Commercial Zone and that the town accepts TLO applications only during a two‑year cycle in even‑numbered years. The application, submitted by property owner and applicant Trista Rayner, proposes demolishing an existing vacant restaurant building behind Meme's Café and constructing a new building with four transient lodging units and two long‑term rental units. The overlay requires at least one long‑term rental unit for every four transient lodging units; the proposal provides two long‑term units and requests that only one be subject to the overlay’s deed restriction so the second could be occupied by, for example, a property manager.

Commissioners praised the revised design for a smaller footprint and lower profile that they said better matches Springdale’s small‑town character. Commissioners also discussed site details: Ms. Rayner said conceptual plans show roughly 2,600 square feet of building footprint (final design subject to a 5% leeway), and about 5,000 square feet of landscaping, grass and screening along State Route 9; she said parking would be set back and at a lower elevation. The commission’s motion included three conditions: the final building footprint be approximately 2,600 sq ft (+/‑5%); the final design must include varying external wall panels and exterior elements as shown in the submitted drawings; and one of the two long‑term rental units must carry the required deed restriction preventing it from being tied to employment with the transient lodging operation.

There were no public speakers during the hearing, though a written comment in the packet from neighbor Laura Doty (933 Zion Park Blvd) supported the application, stating the existing restaurant building is in disrepair, that the site has limited visibility for retail or restaurant use from Highway 9, and that residential or vacation rental neighbors would be preferable. The Planning Commission’s recommendation will be forwarded to the Town Council for a final decision and any required Design Development Review.